441 N Brown · Vinita, OK 74301

$75,000

2 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 99 Days on market

Built 1950 0.26 ac lot Est $148k · 49% under

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Why this score? — see what drove the A- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

HUD property subject to HUD regulations & bid procedure, insured with escrow ($550), buyer responsible for cost & replacement of any missing meters, bid deadline 7/11/10, 11:59pm, #422-262610.

Key facts

• Walk-in closet
• Covered carport
• 0.26 acre lot

Tags

• OVERSIZED LIVING ROOM
• SPACIOUS KITCHEN AREA
• SEPARATE LAUNDRY ROOM
• WALK-IN CLOSET
• COVERED CARPORT
• ADDITIONAL STORAGE SPACE

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Carport
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Metal roof; Vinyl siding; Wood frame construction; Built per public records
• Exterior features: Covered patio; Patio; Partial chain link fencing

Interior

• Kitchen: Oven; Range/Stove; Electric water heater
• Bedrooms: Two first-floor bedrooms (no attached baths)
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: One full bathroom with bathtub and vent; One half bathroom (hall)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vinyl window frames; Laminate counters; Cable TV available; Electric oven connection
• Laundry & utility: Washer hookup; Utility room (inside, first floor)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 4.7% in Vinita — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#227 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Vinita (town): math 24% / reading 20% proficiency, ranked #156 of 270 in OK (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 113 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 24 units permitted in Craig County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• Craig County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $14k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $75k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.47% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.60%
• DSCR: 2.05
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $148,352
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 N Brewer St	0.22mi	2/1.0	1,307 (+8%)	5mo	$27,450	$21	73
417 N Brewer St	0.11mi	2/1.0	1,080 (-11%)	11mo	$138,000	$128	67
500 W Clyde	0.41mi	3/2.0 (+1)	1,236 (+2%)	9mo	$165,000	$133	61
549 N Adair St N	0.20mi	2/1.0	1,100 (-10%)	21mo	$136,000	$124	57
1327 W Clyde	0.26mi	2/2.0	1,372 (+13%)	12mo	$150,000	$109	52
103 S Brown	0.49mi	2/2.0	1,326 (+9%)	8mo	$65,000	$49	51
532 N Gunter St	0.35mi	3/1.5 (+1)	1,308 (+8%)	21mo	$80,000	$61	46
610 N Gunter St	0.39mi	3/1.5 (+1)	1,352 (+11%)	16mo	$165,000	$122	42
125 S Ross St	0.56mi	2/1.0	1,043 (-14%)	16mo	$29,000	$28	37
708 N Smith St	0.63mi	3/1.5 (+1)	1,150 (-5%)	22mo	$167,500	$146	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.0%
• Equity multiple: 4.20×
• Total profit: $67,126
• Equity at exit: $67,566

10-year hold

• IRR: 36.2%
• Equity multiple: 9.43×
• Total profit: $176,949
• Equity at exit: $145,709

Cash invested: $21,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 74301

• Home prices YoY: 7.1%
• Active inventory: 113
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$32 /mo · $378/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $413

Break-even live

Break-even rent $577

Max offer price $75,000

Occupancy floor 57%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
229 S 5th St Vinita, OK	2.0	1.0	970	$1,100	$1.13	2d	1	1.30mi

Listing history 22 events

1. 2026-06-18
   price $75,000 Active 99 DOM
2. 2026-06-18
   days on market $82,500 Active 99 DOM
3. 2026-06-17
   days on market $82,500 Active 98 DOM
4. 2026-06-16
   days on market $82,500 Active 97 DOM
5. 2026-06-15
   days on market $82,500 Active 96 DOM
6. 2026-06-13
   days on market $82,500 Active 94 DOM
7. 2026-06-12
   days on market $82,500 Active 93 DOM
8. 2026-06-09
   days on market $82,500 Active 90 DOM
9. 2026-06-08
   days on market $82,500 Active 89 DOM
10. 2026-06-08
    days on market $82,500 Active 88 DOM
11. 2026-06-07
    days on market $82,500 Active 87 DOM
12. 2026-06-04
    days on market $82,500 Active 84 DOM
13. 2026-06-02
    days on market $82,500 Active 83 DOM
14. 2026-06-01
    days on market $82,500 Active 82 DOM
15. 2026-05-31
    days on market $82,500 Active 81 DOM
16. 2026-05-01
    price $82,500
17. 2026-03-24
    price $85,000
18. 2026-03-11
    listed $89,000 Active
19. 2022-07-11
    soldstatus $35,000
20. 2010-09-03
    soldstatus $25,800 204-char remark

    Show marketing remark (204 chars)

    HUD property subject to HUD regulations & bid procedure, insured with escrow ($550), buyer responsible for cost & replacement of any missing meters, bid deadline 7/11/10, 11:59pm, #422-262610.

21. 2010-05-28
    listed $26,100 204-char remark

    Show marketing remark (204 chars)

    HUD property subject to HUD regulations & bid procedure, insured with escrow ($550), buyer responsible for cost & replacement of any missing meters, bid deadline 7/11/10, 11:59pm, #422-262610.

22. 2004-06-30
    soldstatus $53,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $378 · $32/mo
• Projected year-2 tax: $675 · $56/mo
• Expected delta: +$297/yr (+$25/mo · 78.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$4,201
• − Property taxes: −$378
• − Insurance: −$375
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,182
• Taxable income: $3,952
• Est. tax owed @ 24.0%: −$948
• After-tax cash flow: $4,007/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Vinita
• NCES district ID: 4031290
• Math proficiency: 24% ▼ -10.00%
• Reading proficiency: 20% ▼ -7.00%
• Median HH income: $37,171
• Composite: 18.37/100
• National rank: #8943
• State rank: #156 of 270 in OK

Livability — Vinita

• Score: 63/100
• State rank: #227
• US rank: #15843

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vinita, OK
• Population (ZIP): 11,126

Population outlook (Craig County) Hauer SSP2

• Today (2025): 14,522 people
• By 2030: 14,263 · -1.8%
• By 2040: 13,814 · -4.9%
• By 2050: 13,457 · -7.3%
• By 2075: 13,123 · -9.6%
• By 2100: 12,323 · -15.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 60% Native American 20% Two or more races 12% Black 4% Hispanic / Latino 4% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Craig

• 2024 margin: Solid R (+58.3) · D 20.0% · R 78.3% · Other 1.7%
• 2008→2024 swing: -28.2pp toward R · 2008: -30.1pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.5 2016: R+52.4 2012: R+34.1 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.37%
• Current HPI: 262.4336
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

+55.7% since first listed

7 events — show timeline

• 2026-05-01 Price Changed $82,500 MLS Technology, Inc.
• 2026-03-24 Price Changed $85,000 MLS Technology, Inc.
• 2026-03-11 Listed $89,000 MLS Technology, Inc.
• 2022-07-11 Sold (Public Records) $35,000 Public Records
• 2010-09-03 Sold (MLS) $25,800 MLS Technology, Inc.
• 2010-05-28 Listed $26,100 MLS Technology, Inc.
• 2004-06-30 Sold (Public Records) $53,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $378 · -1.6% YoY. Source: county tax records.